While financing the project right now may be a large hurdle you will encounter many new conflicts when managing your property long distance.

I have been listening to David's Long Distance Real Estate book and analyzing areas east of Utah.

Driving distance is prefered.Thanks!

Having an agent, lender, property manager and contractor who all know how to work with investors buying from a distance will all contribute to the success in OOS investing. 

Found a mis-represented duplex walking distance to a college and bought it.

Basic information of the unit: high-rise condo, 1be/1ba, 630 sqft, no short-term rental restrictionsTargeted customers: younger customers who are here for main tourists attractions, as the unit is walking distance to major attractions in the cityScenario #1:Remove the carpet and refinish and stain the tile hardwood floor under the carpet into coffee (or slightly lighter) colorReplace the kitchen countertops into white granite countertopsLower the breakfast countertop and replace it with a larger white granite countertop (with possible two extra legs), making it an eating area.

My current real estate gameplan is to long-distance BRRRR a property.

Take the time now to do it right (a la David Green's book on Long Distance Real Estate Investing) and avoid the pitfalls that Turnkey companies are fraught with. 

Potentially higher returns (though maybe not considering house hacking as an alternative)Cons of buying out of state:All the difficulties of purchasing / managing an investment property at a distance--especially as a first time investorHaving property management fees (and maybe turnkey costs) eat away at the returnMy main question is: Should I even consider buying a duplex in LA with our (potentially) short time horizon?

If heirs have their own homes, they might be glad to be rid of it, especially if they're driving a distance to take care of the property.Look for properties that have been owned for 30-40 years (or more) by same owner; owners > 70 years of age, etc.